Frequently Asked Questions


Our most common questions and answers are shown below in easy to understand sections. If your question is not answered then please contact us.

  • A Piece of London operates an online platform that allows a large number of individual investors to combine forces and purchase property.
  • We will manage the whole investment process for you including the purchase of the property, management of the property for the life of the investment and the eventual sale. We will work with local letting and sales agents to help along the way.
  • We will send you rental income, where applicable, on an annual basis and arrange the sales proceeds to be sent to you when the property is sold.
  • A Piece of Londondoes not seek to make any investment decision for investors. Decisions to invest in each property are down to the individual investors.
  • We focus on residential properties in prime locations. We would expect longer term capital gains and rental income to deliver attractive returns.
  • This may include existing properties that are ready to let out or off-plan properties where we expect longer term capital gains opportunities.
  • We are keen to offer our investors opportunities to invest in relatively lower risk property investments. We do this with the following guidelines:
    • Prime London locations: We only look at properties in London that are in prime locations or in regeneration areas that we expect to have long term rental demand. Our properties will be close to offices or other places of works, in walking distance of shops and restaurants and walking distance to transport links that can get to central London within 20-30 minutes.
    • No mortgages: We do not use mortgages for our properties so you do not need to worry about mortgage payments or increases in interest rates. This way you also immediately own the property rather than the bank having a charge over the property.
    • No refurbishments: We do not look for “do-up” properties or get involved in major refurbishment work. Therefore, we minimise the risk of costs being more than expected and you know exactly where you money is being invested.
  • We may offer other properties in the future and we will make it clear which ones have more or less risk involved.
  • You can review the details of the projects here and decide if you want to invest.
  • You will need to complete your investor profile including an eligibility questionnaire.
  • You can then see the legal documentation of each project and if you want to invest you can do so online with a debit card or you can make a bank transfer.
  • You won’t need to print out lots of documents, we’ve kept things simple enough so you should be able to read these online. You will be able to access these documents in your account at any time.
  • Once your funds have been invested and a project completes, you become a direct owner of the Limited Company and any assets it owns.
  • Subject to some restrictions.
  • UK resident investors can invest online with AML and KYC checks performed online.
  • We cannot show you details of our projects or allow you to invest if you reside in the following countries: Canada, Australia, New Zealand, Japan, the Republic of South Africa or the United States.
  • Citizens from European Union countries and countries not listed above can invest if we are able to complete appropriate AML/KYC checks. We may need to contact you beforehand.
  • Yes. You can build a portfolio of investments with A Piece of London. Once you have joined we will keep you informed on progress of each of your investments and also new opportunities as they arise.
  • As there are no mortgages and no interest payments we believe this investment is suitable for Islamic investors who wish to invest in the London property market.
  • A property can only have four names on the UK Land registry deed. Therefore, we set up a Limited Company for you and your fellow shareholders to jointly own the property.
  • Once you have invested and the project completes you will be a shareholder of the Limited company.
  • You will own shares directly in the company. You don’t need to sign a nominee agreement or have your investment “managed” by someone else. You own the shares and all its assets along with your other shareholders. Even if A Piece of London went out of business your shareholding would be protected to the extent it is a holding in a separate entity. The project offer will show the full investment structure and your shareholding rights.
  • Each project will have different investment time horizons but we would expect most investment terms to be five years from the project being fully funded.
  • At the end of five years we will first ask you and your fellow investors if you want to exit or remain invested for another investment cycle. For those that want to exit, we will offer your shares to existing and new investors at the current market value determined by an independent valuer. We will offer this option for a fixed period of up to 1 month after the 5th anniversary of fully funding a project.
  • If we do not find sufficient buyers for your shares at the current market value, we will initiate the sale of the property. Given the location of our properties we would expect this process to take 3-4 months although it might take longer depending on market conditions.
  • Depending on the market conditions during the term of the investment and the returns we could deliver to you, we may determine to sell the property sooner, although this would not be a preference.
  • With the research and due diligence of our property selection process our aim is for all projects to be fully funded.
  • In our offer documents for each property, we will make it clear whether we have already secured the property or whether this is subject to funding.
  • If there is a project that is not fully funded we would return the investments back to investors.
  • Investments are for a fixed period so we cannot guarantee you can exit before the end of the term.
  • We would however, help you to sell your shares to other investors in the property, or other potential investors in our database.
  • If you find external buyers of your shares these buyers would need to go through our platform in the same way you have.
  • There will be an administration fee for selling your shares before the end of the term and HMRC will charge the buyer a 0.5% stamp duty charge for the purchase of all shares.
  • A Piece of London is a trading name of My Property Partners Limited with company number 06515716 and FCA firm reference number 679033.
  • My Property Partners Ltd is an appointed representative of Sapia Partners LLP (“Sapia”) which is authorised and regulated by the Financial Conduct Authority under firm reference number 550103.
  • We have engaged Osborne Clarke in relation to the preparation of the legal aspects of the platform, including our offer document and investor suitability questionnaires. Osborne Clarke is an international law firm with significant expertise in financial regulations and with specific experience in crowdfunding. Our key contact at Osborne Clarke leads their Financial Regulation team.
  • We are a crowdfunding platform that facilitates the purchase of properties on behalf of its members and we help facilitate the process of investing, managing and selling properties.
  • We are not a collective investment scheme or an investment fund for various reasons. One of the most important reasons is that we do not make any investment decisions on behalf of our members.
  • We are not financial advisors and you should seek investment advice from an independent financial advisor.
  • We hope to earn your trust over time, hopefully as you invest in multiple properties with us. However, to get started, here are a few things that should give you comfort:
    • Sapia Partners, which is authorised and regulated by the FCA, will review all our marketing materials and our website.
    • We do not decide where your money is invested, you make that decision from the information provided;
    • You funds are not held by us, they are held in the bank account of the limited company you are acquiring a shareholding in;
    • You own a direct shareholding in the limited company that owns the property and electronic copies of share certificates will be provided if requested;
    • We have engaged International law firm Osborne Clarke in relation to the preparation of the legal and regulatory aspects of the platform to ensure we are clear and fair;
    • We have a profit share agreement with you, so we only make money when you do. We don’t take a fixed % of rent, or charge fixed annual fees and we do not get involved in refurbishments.
  • A Piece of London does not hold your money at any time.
  • Your investment will be held in the bank account of the real estate trading company (or limited company) that you are investing in.
  • In the event that the bank with which the bank account is held goes insolvent, the FSCS may be available although the FSCS does not cover poor investment performance.
  • Your ownership of the property is directly through the Limited Company not via A Piece of London. Therefore, your ownership is protected should APOL fail.
  • If we can no longer be directors of the Limited Company the property will be sold by the new directors of the limited company and the proceeds will be distributed to you.
  • We cannot guarantee any returns but we would provide as much information as possible and provide you estimates on a project-by-project basis. You should carry out your own research as well to get comfortable with your decisions.
  • We charge a one-off arrangement fee to cover our costs of managing the crowd funding process, research & due diligence and marketing to find investors  among other costs and overheads.
  • We also enter into a profit share agreement with you whereby we only make money when you make money. If there is a property with no rental income, we will not charge an annual fee, as we do not think it is fair to expect you to pay fees when there is no income. We think this is the fairest way. The profit share may differ per project and will be a share of the profits of the limited company which is a combination of rental income, capital gains after all associated costs.
  • We may charge an administration fee if you choose to sell your shares before the end of the investment term.
  • You are exposed to the changes in the property market for both rental and capital gains and returns could be higher or lower than projected.
  • Other risks can be seen in the “Risks section” of each project’s offer document with general risks shown on the “risks” page
  • Risks cannot be removed altogether, but you can diversify your risks compared to investing in property with a large deposit and taking on a mortgage.
  • A smaller investment reduces the capital outlay you need to make which reduces the impact of any potential loss of investment.
  • We don’t use a mortgage to purchase the properties. Therefore, even if rental income is lower than expected, or there are void periods, you don’t need to worry about income being sufficient to cover mortgage payments.
  • Well located properties (next to shops and offices) and those located within 30 minutes of central London ensure demand should be maintained for these properties in the long term.
  • The funds raised for each project cover all costs associated with buying the property such as stamp duty, solicitor fees, searches, compliance checks on all investors and arrangement fees.
  • In addition, a small reserve fund is raised to provide some buffer for unknown costs. These funds are held in the bank account of the limited company and only used for the specific property the funds were raised for. At the end of the investment term any excess funds are returned to investors. If, the funds are used for any reason, e.g. a broken window, the reserve fund will be topped up from the rental income.
  • The reserve fund and rental income should be sufficient to cover all costs associated with the property. Property insurance is also taken out for each property (funded by rental income) to cover other potential issues. We will only borrow against the property if unforeseen costs cannot be covered by the reserve fund or the insurance, but you will be informed and provided full details at the time along with an estimate of the potential impact on your returns.
  • Rental returns, where applicable, will be paid annually as a dividend from the limited company.
  • When the property is sold, your initial investment will be returned along with a further dividend to reflect any capital gains that may have been made.
  • We do not provide tax advice and therefore any investor will need to seek independent advice.
  • The limited company will generate revenue from rental income and sale proceeds.
  • The company will then incur expenses which reduces the profits of the company.
  • The profits are then subject to corporation tax of 20%.
  • Dividends are then payable to investors.
  • Given the tax that the company has already paid, HMRC typically provides a 10% tax credit to dividends. As a result, basic rate tax payers are unlikely to be required to pay any further taxes, while higher rate tax payers may need to complete a self-assessment to pay the balance of any taxes due. Please note that this is not tax advice and such benefits may not be available for everyone. You may need to obtain your own tax advice regarding your individual circumstances.
  • You will come across other investment options that might offer higher returns which might be more appropriate for you.
  • A Piece of London was established with a view to make property investment accessible for individual investors. We try to reduce risks by focussing on Prime Central London property, by using no mortgage and not undertaking any refurbishments. This means returns might be lower than direct investments in properties which carry leverage and are located in non-prime locations.
  • If you want to seek higher returns, your investment profile may suggest alternative investments are more applicable to your investment risk profile. You may want to discuss your risk profile and what is appropriate for you with a financial advisor.

Your capital is at risk. Returns may be variable and the value of your investment may go down as well as up.
There is no public compensation scheme covering poor investment performance.

Click here for Key Risks